Oregon Just-Cause Eviction Law 2026
Just cause required, landlords must cite a permitted reason to terminate a tenancy.
✓ Just Cause RequiredJust-Cause Eviction in Oregon
Under O.R.S. § 90.427 (HB 4401/SB 608, effective Feb 28 2019), landlords in Oregon may not terminate a tenancy without a legally recognized reason. Applies after first 12 months of tenancy. First year: no just-cause required (30-60 day no-cause notice). Portland has additional local protections. All permitted grounds fall into two categories: at-fault (tenant behavior) and no-fault (landlord business reasons).
At-Fault Grounds (Tenant Behavior)
- Nonpayment of rent (10-day written notice)
- Violation of a material lease term after written notice and opportunity to cure
- Criminal activity on the premises
- Nuisance or excessive damage to the unit
- Unauthorized occupants or pets after written notice to remove
- Assignment or subletting without consent
No-Fault Grounds (Landlord Business Reasons)
- Owner, owner's immediate family, or caregiver moving into the unit (90-day notice; relocation = 1 month rent)
- Qualifying demolition or conversion to non-residential use (90-day notice; relocation = 1 month rent)
- Landlord ceasing to rent the property for at least 2 years (90-day notice; relocation = 1 month rent)
- Government order requiring vacancy for code-compliance reasons (30-day notice)
Key Rules at a Glance
| Rule | Requirement | Source |
|---|---|---|
| Just cause required | Yes | O.R.S. § 90.427 (HB 4401/SB 608, effective Feb 28 2019) |
| Pay-or-quit notice period | 10 days | O.R.S. § 90.394 |
| No-cause notice | Not permitted (just-cause only) | O.R.S. § 90.427 (HB 4401/SB 608, effective Feb 28 2019) |
| Coverage | Applies after first 12 months of tenancy. First year: no just-cause required (30-60 day no-cause notice). Portland has additional local protections. | O.R.S. § 90.427 (HB 4401/SB 608, effective Feb 28 2019) |
What This Means for Landlords in Oregon
Landlords in Oregon must serve a specific written notice citing the statutory ground for eviction. Serving a no-cause termination notice on a covered tenant is unlawful and will result in dismissal of any subsequent eviction action. For at-fault evictions based on a curable violation, landlords must give the tenant an opportunity to cure before proceeding to court. For no-fault evictions such as owner move-in, the landlord must typically pay relocation assistance, check the specific requirements in O.R.S. § 90.427 (HB 4401/SB 608, effective Feb 28 2019).
Tenants who believe they have been evicted without a permitted just-cause reason, or as retaliation for exercising a legal right, may file a wrongful eviction claim. Damages can include actual damages, attorney's fees, and in some jurisdictions punitive damages of up to three times the monthly rent.
Major Cities in Oregon
View the landlord risk profile, eviction rates, and rental market data for major cities in Oregon:
Frequently Asked Questions
Does Oregon require just cause to evict a tenant?
Yes. Under O.R.S. § 90.427 (HB 4401/SB 608, effective Feb 28 2019), landlords in Oregon must have a legally recognized reason, such as nonpayment of rent or owner move-in, before terminating a tenancy. Coverage: Applies after first 12 months of tenancy. First year: no just-cause required (30-60 day no-cause notice). Portland has additional local protections.
How many days' notice must a landlord give for nonpayment of rent in Oregon?
Under O.R.S. § 90.394, a landlord must give a tenant 10 days' written notice to pay or vacate before filing an eviction action for nonpayment of rent.
Can a landlord in Oregon evict a tenant with no reason given?
Generally no, Oregon law requires landlords to state a permitted reason. However, some exemptions apply (Applies after first 12 months of tenancy. First year: no just-cause required (30-60 day no-cause notice). Portland has additional local protections.). Landlords evicting without just cause may face tenant claims for wrongful eviction.
What is the difference between at-fault and no-fault eviction?
An at-fault eviction is based on something the tenant did (or failed to do), nonpayment of rent, lease violation, criminal activity, nuisance. A no-fault eviction occurs when the landlord needs the unit for a permitted purpose unrelated to tenant behavior, such as owner move-in, demolition, or substantial rehabilitation. In just-cause states, both types are allowed but must match the statutory list; in non-just-cause states, landlords need not choose any category at all for month-to-month tenancies.
Related Guides for Oregon Landlords
Just-Cause Laws in Other States
Data sourced from Oregon published statutes (O.R.S. § 90.394), U.S. Census Bureau American Community Survey 2023 5-Year Estimates. Last updated August 28, 2026. This page is for informational purposes only and does not constitute legal advice. Consult a licensed attorney for your specific situation.